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HomeMy WebLinkAboutHamphire Country Club Property Potential Re-Use Scenarios a � a f ` e e jr7 INK q i mks//Rl/ld����� �3 y, HAMPSHIRE COUNTRY CLUB PROPERTY Potential Re- Use Scenarios Prepared by BFJ Planning I March 2010 r HAMPSHIRE COUNTRY CLUB I FIGURE 1 SITE LOCATION MAP 1. Introduction 2. Location Cy s The Hampshire Country Club property,one of Hampshire Country Club is located primarily in the Village of Mamaroneck with seven acres in the western ; �""° � � ! the largest single undeveloped properties along 9 �s'�Q �0 41 portion of the site located within the Town (see Figure the Sound shore, is currently for sale.The Town �r ,r• 1).The site is accessible from Route 1 via Hommocks ` and Village are jointly exploring the possibility of P 'e ® ° m '� � Road.Eagle Knolls Road and Cove Road provide access 4dr' '� acquiring the 108-acre site and have asked BFJ t , to the site. Uses in the immediate vicinity of the site ` , m 9° P Planning to analyze potential scenarios for future include Hommocks Middle School,Flint Park,single a 4 �c � #� f ''� development of the property.This report dis- family neighborhoods-including the Orienta neighbor- +% 1% cusses three hypothetical build-out scenarios that hood-and townhouses. p„V1.10 s demonstrate a range of possibilities on the site: o # , f•n°"'" _ ATE „,,,p.,, P w•a, 3.Zoning 1. Maximum residential build-outv6p 41b 2. Recreation/open space with cluster residential The majority of the site is located within the Village 's development and is zoned R-20,as shown on Figure 2.The R-20 zone ` allows for single family residential development on 1/2 3.Town-Village recreation area �» acre(20,000 square foot) lots.Other uses permitted ,� t - `,' �° a �' Q"•`� 4f C • q Cove °�(n in the R-20 zone include:places of worship,munici- The first option shows the maximum number of (I al uses,schools,annual membership clubs,planned �► u°�"� - F b °,, residential units that could potentially be built on p 0 residential developments,and daycare.Accessory uses o t 9 the site under existing zoning.The second option allowed in the zone include:home professional offices shows a residential development and recreation/ or studios,home occupations,greenhouses,tennis, FIGURE 2 Source:Hagstrom Map open space including two soccer fields,a baseball boat storage,swimming pools,and off-street parking. AERIAL MAP field,tennis courts and a swimming pool complex and clubhouse.The third option shows a recre- The westernmost corner of the site is located within , ation/open space only plan whereby the Town-Vil- theTown of Mamaroneck and is zoned R-30.The R-30 lage could potentially jointly acquire the property zone allows for single family residential develop- ' ment on 3/4 acre(30,000 square foot)lots.Other uses ± ' for public recreation and open space, including a q •� �� ��P i� � nine hole golf course,driving range,two soccer permitted in the R-30 zone include:churches,public At �- I II field tennis courts a swimming schools and water supply facilities.Uses allowed by fields,a baseball g 25 s '- pool complex,clubhouse, playground and picnic special permit include.private schools,nursery schools, nonprofit membership clubs,playgrounds,parks,and ' area. other municipal uses.Accessory uses allowed in the zone include:professional offices;private garden hous- This report is intended as a starting point to help es,garages,toolhouses,playhouses,family swimming •'t a: r�' the Town and Village evaluate potential reuse pools,tennis courts,and non-commercial greenhouses; %•• opportunities for the site. Further analysis will be off-street parking;parish houses,rectories and Sunday y '• t`+� required to determine the economic and environ- school rooms;and tennis courts. mental feasibility of acquisition and redevelop- ment of the property. ` _� .. ., ,�• •ani a Source:Google Earth BFJ PLANNING 1 s HAMPSHIRE COUNTRY CLUB 4. Environment FIGURE 3 The Village of Mamaroneck has designated the Hamp- ENVIRONMENTAL FEATURES MAP - W shire Country Club as a Critical Environmental Area 7 �• P i-'D (CEA).This designation highlights the importance of ' / �'••,b this property's natural resources and requires that any , , 'High potential future development on the site be sensitive to environmental features.The site is the largest piece I V n M ��f��y��\� :•� of undeveloped open space in the Village and contains 1-. ! 7(• -` J, �\� o F several water bodies and wetland areas.An important �, f step in evaluating potential future re-use scenarios I� ; �'. for the site will be to conduct a detailed mapping of • ? • r wetland areas and other important environmental ��,, �►fr' \ ,<� C Cj(j� $ITE ���� features. . •� r; ` �`,� ' (J/ As the Town and Village requested that BFJ completeH a rir this study between January and March,we were un , s • „ COu n try C 141xldle Sei'i� „• � .-�• a •• o � able to undertake a detailed wetland delineation due to winter weather conditions.Our analysis of potential 7\0 P •` ,_ ���' , re-use scenarios,therefore,is based on general as- ` �� _ C` ' r r l� l� o� FIGURE 4 sumptions with regard to environmental features on � � FEMA FLOOD MAP the site.The maximum residential build-out scenario, � 1 Irk , in particular,is intended to identify an approximate / - ;�// �."_ " 4T , { ,; �s; ;' "Zo G)o�a4�c�o4o G;1100 maximum number of lots that could potentially be `% �, �� ••' .";�� , br• ~- ¢ ,Z-\\_! ~`` a / / %, �� f�j"/, developed on the site to provide a general sense of po- ` 1 < (' /:' ;� q,�, '' •- \ a ' / % ' tential density. In determining this maximum density 04, /% we have mapped a 100 foot buffer from obvious water ��r` '1 �;' �-..r'*': • . .:� --� Q features/wetlands on the site. Both the Town and the ti" Greacen ' j, otio ) i cC',i:y ,..Y. ... y Village require that such a buffer be mapped prior to i ` '�f/, 1- °�i POi rt approving any development on an environmentallyx sensitive site.The Village of Mamaroneck Planning Source:USGS ` ` `" , 1:4j , Board has the authority to permit development within the 100 foot buffer however,in the most recent sub- � /, .o . division before the Village,it chose not to permit the construction of homes within the buffer.Therefore, l we have not included potential lots within the buffer areas in the lot count for the site.As shown on Figure 4,most of the golf course is in the 100-year floodplain. As noted in the Village's Comprehensive Plan,develop- ment in the floodplain would require a special permit X from the Village Planning Board. �> 100 Yr Floodplain 500 Yr Floodplain Village Boundary Source:FEMA BFJ PLANNING 2 _ I COUNTRYHAMPSHIRE 5. Potential Re-use Scenarios FIGURE 5 i OPTION 1:MAXIMUM RESIDENTIAL BUILD-OUT OPTION 1:MAXIMUM RESIDENTIAL DEVELOPMENT SCENARIO BFJ has developed a maximum development scenario � P for the site based on existing zoning,which allows sin- ♦ �;� \�\� 1 gle family residential development on 20,000 square ♦ o foot lots in the Village and 30,000 square foot lots in the Town.The purpose of this scenario is to establish a base maximum number of residential units that could ,, co v _I possibly be developed on the site. C/1' As discussed in Section 4,the maximum residential ♦ G a` density calculation is not intended as a development ♦ a�c�' '` '' proposal.It assumes a 100 foot wetland buffer arounda 1 obvious water features.Given these constraints,we Q9y project a maximum of 105-110 potential residential yo �a ♦ ` �.,� lots on the country club site as shown in Figure 5. If the �o Village and Town move forward with acquisition of the fao' ♦ ® - �a` property,a detailed wetland delineation in the field Ftd moo will be required to determine the exact locations and Ftoo e� _I extents of wetlands and buffer areas. �'i'/nt yO� �♦ i gG�vp �oCks Ra ♦ - I � ♦ \a�a '♦ � Ra V ♦ �� �� % O ore O Clubhouse 04♦ L � ♦a '- 7 ♦cQ co a ♦♦a� 3 ♦ , Potential Wetland Setback 0 �y oaf j ♦ Source:BFJ Planning Z 3 r IHAMPSHIRE COUNTRY I OPTION 2: RECREATION/OPEN SPACE WITH CLUSTER RESIDENTIAL DEVELOPMENT FIGURE 6 OPTION 2:RECREATION/OPEN SPACE WITH CLUSTER RESIDENTIAL DEVELOPMENT A second option for development on the site is to combine residential development with recreation/ �P ( open space. Under this option the Village and Town o . could potentially purchase a portion of the site for °� recreation/open space and a private developer would ♦ CD C likely purchase the balance of the site for residential development.As shown in Figure 6,we have devel- oped a conceptual site plan layout for this option, which shows public recreation uses on approximately ♦ �°'` a Gee � ,. 'l 1 ,l . 25 acres,including two soccer fields,one baseball field, ♦ / �a!\� _, .. . R ,/ r'.' tennis courts,and a pool complex that utilizes the existing clubhouse building.The remainder of the site o could be developed with 80 single family residential Q, ♦ Y a lots. ( The layout of public/recreation uses on the site shown d/off ♦ -- in Figure 6 is intended to take advantage of existing access points and site features.The soccer and baseball ,Eto % �a i fields are shown on the western side of the site with access from Hommocks Road and parking southwest of the fields. The close proximity of the fields to Hom- Caybn_ J0 mocks Middle School would provide an opportunityq/n gp 09ks R ♦ ` for shared use with the school.The fields are setback d from the residences that front on Rockridge Road and 1 the townhouses on Fairway Green.Tennis and the O ♦ r; �a swimming area are retained in their current locations. /e> An expanded pool complex is shown,which would Q , ''o�iSRa ` G° utilize the existing clubhouse building. Under this option residential development could ♦ ��, 1 Clubhouse potentially be clustered to preserve additional open I� space on the site for trails and other passive recreation. ♦ e. With a cluster subdivision,lot size could be reduced from 20,000 square feet per lot to 15,000 or 10,000 square feet per lot(with R-15 or R-10 zoning).We did °♦ ''` not propose a cluster subdivision layout because there ��o are currently too many unknowns with regard to en- °-Y ♦0 vironmental features on the site.However,we expect a♦moi that 25 percent of the residential area could be pre- ♦3 served for open space by clustering at a density of R-15 _ _ _ o♦a a. R Potential Wetland Setback ♦o Q- and approximately half of the residential area could be preserved at an R-10 density.As a point of comparison, part of the adjacent Orienta neighborhood is currently ♦ �o� • zoned R-15 and part of Shore Acres is zoned R-10. ♦ Source:BFJ Planning rBFJ PLANNING 4 HAMPSHIRE COUNTRY 7-4 I Cluster Residential Development FIGURE 7 CLUSTER RESIDENTIAL DEVELOPMENT Cluster residential development,also referred to as conservation development,is the grouping of residen- A)Before Development B)Yield Plan tial properties on a proposed development site in or- der to preserve land for open space and recreation.An ` alternative to conventional subdivision development, cluster subdivision promotes integrated site design I that is considerate of natural features and site topog- • • raphy. It protects environmentally sensitive areas and minimizes runoff by reducing impervious surface area. • r=- `' I Figure 7 provides an overview of how the layout for IL • • a cluster subdivision can be determined on an envi- ronmentally sensitive site such as the country club �■ • • • �, �' property. _ A) Illustration A depicts a sample undeveloped site. ' B) Illustration B shows the maximum number of resi- dential lots that could be developed on the site with a ■ _ •J traditional subdivision layout. • This"yield plan"is similar to the traditional subdivision plan shown in Option 2.The yield plan is used to deter- mine the total number of lots that can be clustered on C) Environmental Features D)Cluster Subdivision the site.Rather than spreading residential development across the site on large lots,cluster subdivision allows for _ the some number of lots to be built on the site by allow- views wildflower meadow ing for smaller lots that are clustered together. steep slopes r:' steep stop- r>20%i (>20%) wildflower C) Illustration C shows existing environmental features meadow • %i, on the site. � ' • • • • - = �'- • woodlands— »"`>vi`�nJS / • D) Illustration D shows a cluster subdivision layout r • /grove: were •: ••' .... �eNand s that allows for development of the same number of site of old`i pa.+rure • ♦ grove potentia! farmhouse � � �" lots shown in Illustration B,while preserving open development areas � ■ space and minimizing impacts on environmentally •� if sensitive features. �� �� - • • r _ knoll withi meadow • • lair' knot! with - 28" dhh �ii� / ?,'t" J6h a`"�L' • ♦ Spring Under a cluster residential development plan for the white oak �� white oak 3 _ ' country club site usingthe maximum residential build - F ->z •'' � .: Hollo» _ u s ring house •iii t►.- P R hydric soils "' /18111418 indnr ql, out of 80 lots shown in Option 2,lot size could be re- viers t—� - The "• ' '" `'�►' duced from 20,000 square feet per lot(R-20)to 15,000 1` y°` -'` ' ' ��S ■ As a or 10,000 square feet per lot(R-15 or R-10).This is con- " Common ■ • ■ ■ . ■ • • sistent with the lot sizes in very attractive neighbor- •L hoods in the Village such as Orienta and Shore Acres. Source:Designing Open Space Subdivisions by Randall Arendt BFJ PLANNING s ,. HAMPSHIRE COUNTRY CLUB OPTION 3:TOWN-VILLAGE RECREATION AREA FIGURE 8 OPTION 3:TOWN-VILLAGE RECREATION AREA The third option for the site is for the Town and Village to acquire the entire property for development as a recreation area for residents.The proposed recreation 1 area site plan shown in Figure 8 shows potential recre- ation uses and open space on the site. Similar to Op- Old Post tion 2,this concept plan shows soccer fields,a baseball e field and associated parking on the western side of the site.Under this option,these uses have been pulled Q1 1 further away from the residential neighborhood north 6�'ay '? of the property and are also located somewhat further from the school.The tennis and the swimming areas/ clubhouse remain in their existing locations and an ex- panded pool complex is shown.The plan retains nine of the eighteen holes on the site's existing golf course r I and adds a new driving range.A playground and picnic area are also shown under this option. e God �S Ra KEY ?i - - y ter— S, ar - 0 9 Hole Golf Course QClubhouse � 113— 0 Expanded Pool Center o %moo / °-' .°l ODriving Range z� `o r a f' © Tennis Center © Baseball Field o��o �� �a��, ' � o � 0 Soccer Fields �- • © Children Play Center OPicnic Area Source:BFJ Planning 7BFJ PLANNING 6 w r HAMPSHIRE COUNTRY Acknowledgements VILLAGE OF MAMARONECK TOWN OF MAMARONECK Norman S.Rosenblum,Mayor Valerie M.O'Keeffe,Town Supervisor Board of Trustees Town Council Louis N.Santoro,Deputy Mayor Phyllis Wittner Toni Pergola Ryan,Trustee Ernest John M.Hofstetter,Trustee Nancy Seligson Marianne V.Ybarra,Trustee David Fishman Richard Slingerland,Village Manager Steve Altieri,Town Administrator Christie Derrico,Village Attorney William Maker,Town Attorney i BFJ PLANNING Paul Buckhurst,ARIBA,AICP,Principal,Design Frank Fish,FAICR Principal,Planning Melissa Kaplan-Macey,AICP,Senior Associate, Project Manager Susan Favate,Senior Planner Winnie Liu,Graphic Designer 115 Fifth Avenue New York,NY 10003 J6 BFJ PLANNING 7